Land Surveys: I Don’t Need a Survey, Do I?
When purchasing land, it's important to consider getting a land survey. A land survey is a map of the property that illustrates its boundaries and other features. This map can serve as a document for a lender to verify the nature of the property they are funding and can provide assurance to a title company as to what it's protecting. For the buyer, a survey can provide peace of mind and confirmation of what they are purchasing.
The responsibility for hiring a surveyor can fall on either the buyer or the seller, depending on the language in the purchase contract. Regardless of who is responsible, arrangements for a survey should be made promptly after the purchase contract is in place, as surveyors are often booked several weeks in advance. In busy markets, waiting to hire a surveyor can create problems, potentially requiring amendments to the contract calendar.
A land survey report is prepared by a surveyor using existing documents and data collected on-site. The report depicts the size and shape of the property, including its corners and boundary lines as well as shows the precise location of other features such as roads and buildings. It's important to note that parcel maps provided by county assessors' offices, including online platforms such as MapRight, aren't considered surveys and may not meet the requirements of lenders or title companies. Although existing surveys produced when large tracts of land were subdivided might be available, they may be too outdated to meet the requirements of purchase, even if the property's characteristics haven't changed.
In some cases, an improvement location certificate (ILC) may be sufficient in lieu of a survey, depending on the terms of the purchase contract and the needs of the lender and title company. An ILC is also prepared by a surveyor and shows the position of improvements such as buildings and roads in relation to property boundaries, but it's generally less expensive than a survey.
Even after meeting the needs of the lender and title company, a land survey has ongoing value. It can serve as a reference for selecting future building sites, documenting little-used easements, and handling potential disagreements about property lines. Suppose an owner decides to put the property back on the market. In that case, the existing survey may meet the requirements of the next purchase, and a surveyor can often update and re-certify it, provided it has yet to become outdated.
To recap: A land survey could be an important document when purchasing land. A professional land surveyor will create a map of the property that accurately illustrates its boundaries and other features, such as any improvements or encroachments. This map can be used by lenders to verify the nature of the property they are funding and provide assurance to title companies regarding what they are protecting for their clients. For buyers, having an accurate survey provides peace of mind in knowing exactly what they are purchasing and where the boundary lines are before closing on their new vacant land, farm, or ranch land property.